Service
Subdivision Design & Lot Splits
Full subdivision design, major and minor, residential and commercial.
Overview
We provide full design services for both major and minor subdivisions, residential and commercial. That means we do not just survey and plat what someone else drew — we lay out the lots, streets, easements, and right-of-way ourselves, and carry the project through the approval process to a recorded plat.
Commercial subdivision design is a regular part of our work, whether that is dividing a commercial tract for separate tenants or owners, creating outlots along a corridor, or platting a larger commercial development in phases.
We also handle the smaller divisions: single lot splits, parcel combinations, and boundary line adjustments between neighbors.
Because we have worked the government side of these approvals, we know what local plan commissions and county offices will ask for before they ask for it.
Our Process
- 1Survey the parent parcel and research the existing deed and plat records.
- 2Design the layout — lots, streets, easements, and right-of-way — to fit the site and the local ordinance.
- 3Coordinate with your engineer, attorney, and the local plan commission through primary and secondary approval.
- 4Prepare the plat or legal descriptions for the new parcels.
- 5Record the final plat with the county, and provide construction staking as the development is built.
Frequently Asked Questions
What is the difference between a major and a minor subdivision?+
It depends on your local ordinance, but generally a minor subdivision creates a small number of lots without new public infrastructure, while a major subdivision involves more lots and often new roads or utilities — which means a longer approval process. We design both. Tell us what you are trying to do and we will tell you which path your parcel falls under.
Do you design commercial subdivisions?+
Yes. Commercial subdivision design is a regular part of our work — dividing commercial tracts, creating outlots, and platting larger commercial developments in phases.
Can I just split my land myself?+
No. A division of land has to be surveyed and recorded to be legally valid, and most counties will not accept a split that was not prepared by a licensed surveyor. Doing it informally tends to create title problems later.
Do you handle the county submittal?+
We prepare the survey and plat documents and work through the approval process with your engineer or attorney, and we are glad to attend plan commission meetings when needed.
Other Services
Boundary Surveys
Establish exactly where your property lines are — and settle disputes before they start.
Plot Plans & Site Plans
Permits for buildings — a scaled drawing of your lot and structures, and the single most common thing we produce.
ALTA/NSPS Surveys
The detailed, title-company-grade survey required for most commercial real estate transactions.